| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Year Built 2010 （16 years ago） | Top 79%54/68 Avg2014 Top 85%77/91 Avg2016 Top 29%7741/26841 Avg1990 17-381 Oak Forest Crescent: For Year Built. On Oak Forest Crescent, below average — Top 79%, rank 54 of 68, and comparable homes in that group average about 2014. in Assiniboia Downs, below average — Top 85%, rank 77 of 91, and comparable homes in that group average about 2016. citywide, above average — Top 29%, rank 7741 of 26841, and comparable homes in that group average about 1990. | ||
Living Area 1,575 sqft | Top 25%17/68 Avg1,493 sqft Top 35%32/91 Avg1,528 sqft Top 6%1707/26841 Avg1,042 sqft 17-381 Oak Forest Crescent: For Living Area. On Oak Forest Crescent, above average — Top 25%, rank 17 of 68, and comparable homes in that group average about 1,493 sqft. in Assiniboia Downs, around average — Top 35%, rank 32 of 91, and comparable homes in that group average about 1,528 sqft. citywide, above average — Top 6%, rank 1707 of 26841, and comparable homes in that group average about 1,042 sqft. | ||
Assessed Value 56.10k | Top 43%29/68 Avg57.50k Top 35%32/91 Avg55.90k Top 2%474/26841 Avg25.60k 17-381 Oak Forest Crescent: For Assessed Value. On Oak Forest Crescent, around average — Top 43%, rank 29 of 68, and comparable homes in that group average about 57.50k. in Assiniboia Downs, around average — Top 35%, rank 32 of 91, and comparable homes in that group average about 55.90k. citywide, Elite — Top 2%, rank 474 of 26841, and comparable homes in that group average about 25.60k. | ||
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: colored length ≈ share of peers you outperform; vertical line ≈ median benchmark; white tick = your position. Badge tint: gold / blue / gray / dark gray for top ~1–5% / 5–30% / 30–70% / beyond.
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| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sale price 510k | Top 85%58/68 Avg Below average same street Top 85% | Top 77%70/91 Avg Below average neighbourhood Top 77% | Top 3%748/26841 Avg Well above average — among the best in this group Winnipeg Top 3% |
Property Overview: 17-381 Oak Forest Crescent, Winnipeg
Key Characteristics & Appeal
This 2010-built home in Assiniboia Downs offers a practical, move-in-ready package centered on a renovated basement and above-average living space. At 1,575 sqft, the home provides ample room, ranking in the top quarter of Winnipeg for size. Its standout feature is the renovated basement, adding valuable finished space. The property sits on a highly desirable street, ranking in the top 4% of its immediate area, suggesting a well-regarded and consistent location.
The appeal here is grounded in value and stability. With a recent (2021) sale price significantly higher than the current assessed value, it presents a potential value opportunity in a proven neighbourhood. It suits first-time buyers or downsizers looking for a comfortable, low-maintenance home without a garage, or investors attracted by the renovated condition and strong locational rankings. A thoughtful perspective is that the lack of a garage may be offset by the neighbourhood's high walkability or transit access, appealing to those seeking to reduce vehicle dependence. The cluster of similar properties on the same crescent also indicates a uniform, established community feel.
Frequently Asked Questions
1. Why is the current assessed value so much lower than the 2021 sale price?
Assessed values for tax purposes often lag behind market sale prices and are calculated using mass appraisal techniques. The difference may indicate a strong previous sale or market adjustments, but it's essential to have a current market evaluation.
2. What does the "top 1% in neighbourhood" rank for the street mean?
This statistical ranking suggests that Oak Forest Crescent is among the most preferred streets within the broader Assiniboia Downs area, likely due to factors like traffic flow, lot sizes, upkeep, or overall desirability.
3. The home has no garage. What are the parking options?
The listing does not specify driveway or dedicated parking. Buyers should verify on-site parking arrangements, such as a private driveway or permitted street parking, which is common in many Winnipeg neighbourhoods.
4. How significant is the basement renovation?
While noted as renovated, the scope and quality of the work are unspecified. It’s crucial to inquire about permits, the nature of the renovations (cosmetic vs. structural), and what exactly was updated to understand the basement's true condition and functionality.
5. The home is among several with the same street number. Is this a condo or townhouse complex?
The addresses (e.g., 35-381, 37-381) suggest a subdivision of a larger lot, such as a bare land condominium or a planned housing cluster. This typically involves shared elements like private roads or green spaces, so understanding any associated fees or bylaws is important.
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